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220 Curry Dr - 22-Units 11 BTR Single-Family with ADUs 34,243 SF Specialty Building Offered at $5,290,000 at a 6.75% Cap Rate in Williamsburg, VA 23188
Investment Highlights
- 100% occupied BTR community, with a $356,856 NOI at a 6.75% cap rate, and rents have not been raised since Sept 2023, leaving ample rental upside.
- Comprises 11 individually deeded single-family homes with attached Accessory Dwelling Units (ADU), providing 22 distinct total income-producing units.
- Tap into key tenant pools as households within a 3-mile radius report an average annual income of $125,015 and about 30% are renter-occupied (CoStar).
- Turnkey investment with professional management in place and minimal capital expenditures, as the properties were constructed from 2021 to 2025.
- Strong real estate fundamentals, as residential rents in James City County boast a 5-year average annual growth rate of 5.9% as of Q1 2026 (CoStar).
- Price recently reduced. Enquire now for rent roll and other due diligence materials.
Executive Summary
ACQUISITION OPPORTUNITY: Class A+ 22-Unit BTR Portfolio | Williamsburg, VA
New Pricing: $5.29M | Optimized 6.75% Cap Rate | High-Yield BTR Asset
Access a premier entry point into the high-barrier Build-To-Rent (BTR) sector in James City County. The Williamsburg market remains one of the most supply-constrained, high-barrier corridors in Virginia. This Class A+ BTR asset features 11 newly constructed ranch homes with integrated ADUs, providing 22 distinct rental streams at a newly optimized 6.75% Cap Rate. Fully stabilized and 100% occupied, this portfolio provides immediate, high-yield cash flow with exceptional long-term growth potential.
INVESTMENT SNAPSHOT
Location: James City County, VA (Williamsburg Market)
Offering Price: $5,290,000
Net Operating Income (NOI): $356,856
Cap Rate: 6.75% (Substantial Yield Premium)
Occupancy: 100% (Fully Leased & Stabilized)
Location: James City County, VA (Williamsburg)
STRATEGIC ADVANTAGES
Proven Dual-Income Efficiency: The innovative BTR design with integrated Accessory Dwelling Units (ADUs) captures 22 distinct rental streams while maintaining the streamlined operational profile of only 11 single-family rooftops. This structure effectively doubles potential revenue while fixed expenses (insurance, taxes, landscaping) are incurred for only 11 properties, significantly maximizing net yield.
Class A+ Asset Quality & "Mop-and-Go" Design: Each property features a high-demand ranch layout with premium finishes, curated for durability and rapid turnover efficiency. Constructed with maintenance-free exterior materials, the portfolio is engineered for long-term performance with minimal owner intervention.
Immediate Cash Flow & Scarcity: While most new construction projects face a non-cash-flowing lease-up period, this stabilized portfolio offers immediate yield. Demand is driven by "Renters by Choice"—professionals and downsizing baby boomers—who prioritize modern, maintenance-free living in a county that has strictly limited new high-density permits.
Low-Friction, Plug-and-Play Acquisition: This is an ideal stabilized asset for investors seeking immediate NOI stability and secure, long-term appreciation in one of Virginia’s most prestigious and underserved rental corridors.
11 BTR Single-Family Homes with ADUs:
1. 102 Magruder Avenue, Williamsburg, VA 23185
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 102 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2025
Lot Size: 0.3396 acres
2. 104 Magruder Avenue, Williamsburg, VA 23185
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 104 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2025
Lot Size: 0.2617 acres
3. 106 Magruder Avenue, Williamsburg, VA 23185
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 106 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2025
Lot Size: 0.332 acres
4. 108 Magruder Avenue, Williamsburg, VA 23185
Main Home: 3 BR / 2 BA — 1,050 SF
ADU: 108 A — 1 BR / 1 BA — 500 SF
Total SF: 1,550
Year Built: 2025
Lot Size: 0.2429 acres
5. 118 Grove Heights Avenue, Williamsburg, VA 23185
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 118 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2024
Lot Size: 0.3796 acres
6. 134 Magruder Avenue, Williamsburg, VA 23185
Main Home: 3 BR / 2 BA — 1,050 SF
ADU: 134 A — 1 BR / 1 BA — 500 SF
Total SF: 1,550
Year Built: 2021
Lot Size: 0.316 acres
7. 123 Jesters Lane, Williamsburg, VA 23188
Main Home: 3 BR / 2 BA — 1,050 SF
ADU: 123 A — 1 BR / 1 BA — 500 SF
Total SF: 1,550
Year Built: 2021
Lot Size: 0.333 acres
8. 220 Curry Drive, Williamsburg, VA 23188
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 220 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2023
Lot Size: 0.278 acres
9. 224 Curry Drive, Williamsburg, VA 23188
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 224 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2023
Lot Size: 0.333 acres
10. 228 Curry Drive, Williamsburg, VA 23188
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 228 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2024
Lot Size: 0.234 acres
11. 232 Curry Drive, Williamsburg, VA 23188
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 232 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2024
Lot Size: 0.359 acres
Optimized 6.75% Entry Yield: This strategic price adjustment offers an aggressive yield for newly-constructed assets, providing a significant spread over national and regional Class A multifamily averages (CoStar). It is a rare opportunity to secure a "Core-Plus" asset at a "Value-Add" return.
High-Efficiency "Dual-Income" Model: The proprietary Build-to-Rent (BTR) design with integrated ADUs captures 22 distinct rental streams while maintaining the fixed operational footprint of only 11 single-family rooftops. This structure effectively doubles revenue potential while drastically lowering the expense ratio.
Institutional-Grade Quality & Low-Friction Design: Each property features a high-demand ranch layout with premium "mop-and-go" finishes (granite, LVP) and maintenance-free exterior materials. The portfolio is engineered for long-term durability and rapid turnover efficiency with minimal owner intervention.
Immediate Stability & Submarket Scarcity: Unlike speculative new projects, this portfolio offers immediate, stabilized NOI from day one. With zero new multifamily units currently under construction in James City County, this asset maintains a virtual monopoly on modern, high-density rental housing.
Capital Preservation & Zero-CapEx Risk: As a newly-constructed, high-spec asset, the portfolio eliminates the operational "leakage" and maintenance friction typically found in older, value-add properties. Your 6.75% yield is protected by near-zero short-term capital expenditure requirements.
Dominant "High-Barrier" Market Position: Situated in a prestigious residential corridor, the portfolio capitalizes on a chronic housing shortage and a surging population of "Renters by Choice." These high-income professionals and downsizing Boomers prioritize the modern, maintenance-free lifestyle that only a Class A+ BTR asset can provide.
Summary: This newly adjusted price point represents a premier opportunity to acquire a high-performance, 100% occupied residential business in one of Virginia’s most resilient and underserved investment corridors.
Property tours are available by appointment only. Please contact the listing broker to schedule.
New Pricing: $5.29M | Optimized 6.75% Cap Rate | High-Yield BTR Asset
Access a premier entry point into the high-barrier Build-To-Rent (BTR) sector in James City County. The Williamsburg market remains one of the most supply-constrained, high-barrier corridors in Virginia. This Class A+ BTR asset features 11 newly constructed ranch homes with integrated ADUs, providing 22 distinct rental streams at a newly optimized 6.75% Cap Rate. Fully stabilized and 100% occupied, this portfolio provides immediate, high-yield cash flow with exceptional long-term growth potential.
INVESTMENT SNAPSHOT
Location: James City County, VA (Williamsburg Market)
Offering Price: $5,290,000
Net Operating Income (NOI): $356,856
Cap Rate: 6.75% (Substantial Yield Premium)
Occupancy: 100% (Fully Leased & Stabilized)
Location: James City County, VA (Williamsburg)
STRATEGIC ADVANTAGES
Proven Dual-Income Efficiency: The innovative BTR design with integrated Accessory Dwelling Units (ADUs) captures 22 distinct rental streams while maintaining the streamlined operational profile of only 11 single-family rooftops. This structure effectively doubles potential revenue while fixed expenses (insurance, taxes, landscaping) are incurred for only 11 properties, significantly maximizing net yield.
Class A+ Asset Quality & "Mop-and-Go" Design: Each property features a high-demand ranch layout with premium finishes, curated for durability and rapid turnover efficiency. Constructed with maintenance-free exterior materials, the portfolio is engineered for long-term performance with minimal owner intervention.
Immediate Cash Flow & Scarcity: While most new construction projects face a non-cash-flowing lease-up period, this stabilized portfolio offers immediate yield. Demand is driven by "Renters by Choice"—professionals and downsizing baby boomers—who prioritize modern, maintenance-free living in a county that has strictly limited new high-density permits.
Low-Friction, Plug-and-Play Acquisition: This is an ideal stabilized asset for investors seeking immediate NOI stability and secure, long-term appreciation in one of Virginia’s most prestigious and underserved rental corridors.
11 BTR Single-Family Homes with ADUs:
1. 102 Magruder Avenue, Williamsburg, VA 23185
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 102 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2025
Lot Size: 0.3396 acres
2. 104 Magruder Avenue, Williamsburg, VA 23185
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 104 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2025
Lot Size: 0.2617 acres
3. 106 Magruder Avenue, Williamsburg, VA 23185
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 106 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2025
Lot Size: 0.332 acres
4. 108 Magruder Avenue, Williamsburg, VA 23185
Main Home: 3 BR / 2 BA — 1,050 SF
ADU: 108 A — 1 BR / 1 BA — 500 SF
Total SF: 1,550
Year Built: 2025
Lot Size: 0.2429 acres
5. 118 Grove Heights Avenue, Williamsburg, VA 23185
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 118 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2024
Lot Size: 0.3796 acres
6. 134 Magruder Avenue, Williamsburg, VA 23185
Main Home: 3 BR / 2 BA — 1,050 SF
ADU: 134 A — 1 BR / 1 BA — 500 SF
Total SF: 1,550
Year Built: 2021
Lot Size: 0.316 acres
7. 123 Jesters Lane, Williamsburg, VA 23188
Main Home: 3 BR / 2 BA — 1,050 SF
ADU: 123 A — 1 BR / 1 BA — 500 SF
Total SF: 1,550
Year Built: 2021
Lot Size: 0.333 acres
8. 220 Curry Drive, Williamsburg, VA 23188
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 220 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2023
Lot Size: 0.278 acres
9. 224 Curry Drive, Williamsburg, VA 23188
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 224 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2023
Lot Size: 0.333 acres
10. 228 Curry Drive, Williamsburg, VA 23188
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 228 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2024
Lot Size: 0.234 acres
11. 232 Curry Drive, Williamsburg, VA 23188
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 232 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2024
Lot Size: 0.359 acres
Optimized 6.75% Entry Yield: This strategic price adjustment offers an aggressive yield for newly-constructed assets, providing a significant spread over national and regional Class A multifamily averages (CoStar). It is a rare opportunity to secure a "Core-Plus" asset at a "Value-Add" return.
High-Efficiency "Dual-Income" Model: The proprietary Build-to-Rent (BTR) design with integrated ADUs captures 22 distinct rental streams while maintaining the fixed operational footprint of only 11 single-family rooftops. This structure effectively doubles revenue potential while drastically lowering the expense ratio.
Institutional-Grade Quality & Low-Friction Design: Each property features a high-demand ranch layout with premium "mop-and-go" finishes (granite, LVP) and maintenance-free exterior materials. The portfolio is engineered for long-term durability and rapid turnover efficiency with minimal owner intervention.
Immediate Stability & Submarket Scarcity: Unlike speculative new projects, this portfolio offers immediate, stabilized NOI from day one. With zero new multifamily units currently under construction in James City County, this asset maintains a virtual monopoly on modern, high-density rental housing.
Capital Preservation & Zero-CapEx Risk: As a newly-constructed, high-spec asset, the portfolio eliminates the operational "leakage" and maintenance friction typically found in older, value-add properties. Your 6.75% yield is protected by near-zero short-term capital expenditure requirements.
Dominant "High-Barrier" Market Position: Situated in a prestigious residential corridor, the portfolio capitalizes on a chronic housing shortage and a surging population of "Renters by Choice." These high-income professionals and downsizing Boomers prioritize the modern, maintenance-free lifestyle that only a Class A+ BTR asset can provide.
Summary: This newly adjusted price point represents a premier opportunity to acquire a high-performance, 100% occupied residential business in one of Virginia’s most resilient and underserved investment corridors.
Property tours are available by appointment only. Please contact the listing broker to schedule.
Offering Memorandum Click Here to Access
Data Room Click Here to Access
- Offering Memorandum
Financial Summary (Actual - 2025) Click Here to Access |
Annual | Annual Per SF |
|---|---|---|
| Gross Rental Income |
$99,999
|
$9.99
|
| Other Income |
$99,999
|
$9.99
|
| Vacancy Loss |
$99,999
|
$9.99
|
| Effective Gross Income |
$99,999
|
$9.99
|
| Taxes |
$99,999
|
$9.99
|
| Operating Expenses |
$99,999
|
$9.99
|
| Total Expenses |
$99,999
|
$9.99
|
| Net Operating Income |
$99,999
|
$9.99
|
Financial Summary (Actual - 2025) Click Here to Access
| Gross Rental Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Other Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Vacancy Loss | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Effective Gross Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Taxes | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Operating Expenses | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Total Expenses | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Net Operating Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
Property Facts
Not walkable
10/100
Exceptionally drivable
100/100
Limited public transit
20/100
Somewhat bikeable
30/100
Nearby Amenities
Hotels |
|
|---|---|
| Courtyard |
151 rooms
8 min drive
|
| Holiday Inn Express |
100 rooms
8 min drive
|
| Country Inn & Suites by Choice |
88 rooms
9 min drive
|
| Ascend Collection |
21 rooms
10 min drive
|
| Best Western |
140 rooms
12 min drive
|
Property Taxes
| Parcel Number | 59-1 02-0-0008-C | Total Assessment | $295,400 |
| Land Assessment | $89,600 | Annual Taxes | ($1) ($0.00/SF) |
| Improvements Assessment | $205,800 | Tax Year | 2025 |
Property Taxes
Parcel Number
59-1 02-0-0008-C
Land Assessment
$89,600
Improvements Assessment
$205,800
Total Assessment
$295,400
Annual Taxes
($1) ($0.00/SF)
Tax Year
2025
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220 Curry Dr - 22-Units 11 BTR Single-Family with ADUs
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